Edenbrook Lodge is a superbly presented four bedroom detached Converted Barn enjoying an enviable tranquil location overlooking the Eden Water. Sympathetically converted to provide bright, spacious family accommodation enjoying tremendous light levels with ample private parking and pleasant gardens, this charming property forms part of a select development situated in an attractive rural location on the outskirts of the popular Borders village of Gordon.

LOCATION & DIRECTIONS
Gordon village has a post office/general store, church and pub together with an excellent small primary school with nursery, which falls within the catchment area of the renowned Earlston High School. The nearby towns of Earlston and Kelso offer a good range of shops and services with Edinburgh a very commutable 45 minutes drive away. From the crossroads at Gordon take the A6105 Greenlaw road and immediately upon leaving the village, turn right and head down the lane for approximately 0.5mile with Edenbrook Lodge situated on the left.

ACCOMMODATION
Entrance Vestibule, Open Plan Hall, Living Room and Dining Kitchen, Conservatory, Rear Hall, Cloakroom, Mezzanine Family Area, Four Double Bedrooms (Two En-Suite), Family Bathroom, Integral Garage. Ample Parking. Pleasant Gardens. Double Glazed. Oil Fired Central Heating.

ENTRANCE
Wide gravelled driveway providing ample parking for a number of vehicles in front of the integral garage with external lighting. A paved path extends down the side of the property to the main entrance flanked by a lawned garden with high timber fenced boundary.

ENTRANCE VESTIBULE
Bright, welcoming entrance with fully glazed door and side panel. Recessed lighting. Coconut matting. Door to Garage. Double power point. Large walk in cloaks cupboard with ample hanging and shelved storage, window to front and internal light. Double doors with etched glass panels open into:-

HALL
Steps lead down into an open plan Hallway with the Living Room and Dining Kitchen to either side and carpeted stairs with spindled banister leading to the upper floor. Exposed timber ceiling beams. Recessed lighting. Polished stone floor. Two double power points. Telephone point.

LIVING ROOM 7.93m x 4.58m (26'0" x 15'0")
Magnificent vaulted room, beautifully presented and retaining much charm with niche windows to either side and French doors within large arched gable window commanding superb views over the Eden Water. Exposed stone inglenook fireplace with cast iron multi fuel stove and slate mantle creating a delightful focal point. Wall mounted plasma TV above. Quality neutral fitted carpet. Wall lighting. Four double power points plus TV points.

DINING KITCHEN 4.53m x 4.00m (14'10" x 14'5")
Smartly presented in contemporary style and fitted with a quality range of cream Shaker style wall and base units with solid oak worksurfaces and polished stone splashbacks. Peninsular breakfast bar creating a natural room divider and incorporating one and a half bowl stainless steel sink with central mixer tap and integral dishwasher. American style fridge freezer with ice and water dispenser set into dresser style housing unit with additional drinks chiller. Integral 'Neff' stainless steel electric oven with matching microwave over, five ring LPG hob with stainless steel splashback and chimney style cooker hood over. Ample space for table and chairs. Exposed oak beams and recessed lighting. Polished stone floor. Five double power points. Double doors open into:-

CONSERVATORY 4.72m x 3.42m (15'6" x 11'3")
A most delightful addition to the property commanding good light and featuring low silled windows to two sides with deep display sills, polycarbonate roof and French doors leading into enclosed lawned garden. A continuation of the polished stone floor with wall lighting and three double power points.

REAR HALL 5.73m x 1.02m (18'9" x 3'4")
Leading off the rear of the Kitchen with two deep silled windows overlooking the side garden ensuring good natural light. Two ceiling lights. Neutral fitted carpet. Double power point.

INNER HALL & CLOAKROOM
Useful ground floor facility presented in contemporary style comprising WC and pedestal wash hand basin with slate effect tiled splashback and ceramic tiled floor. Fretwork radiator cover cleverly concealing the under floor heating controls.

BEDROOM TWO 3.43m x 3.21m (11'3" x 10'6")
Pleasant double bedroom featuring deep set low silled window overlooking the drive with built in wardrobe providing hanging and shelved storage. Neutral fitted carpet. Three double power points plus TV point.

EN-SUITE SHOWER ROOM
Smartly presented in contemporary style comprising large fully tiled shower cubicle with sliding glass door, WC and pedestal wash hand basin with halogen spotlighting, polished stone tiling with stylish mosaic border and matching tiled floor. Halogen spotlighting. Extractor fan.

BEDROOM THREE 4.00m x 3.21m (13'1" x 10'6")
Bright double room situated at the far end of the hall commanding superb light throughout the day with double doors opening out onto a paved patio within the enclosed side garden. Built-in wardrobe providing hanging and shelved storage. Neutral fitted carpet. Three double power points.

EN-SUITE SHOWER ROOM
Once again comprising large fully tiled shower cubicle with sliding glass door, WC and pedestal wash hand basin with stylish ceramic tiling and complimentary tiled floor. Halogen spotlighting. Extractor fan.

UPPER ACCOMMODATION
Carpeted stairs with spindled banister lead up from the open plan central hallway to :-

MEZZANINE FAMILY AREA 4.46m x 4.45m (15'9" x 15'0")
A most versatile area with spindled balustrade overlooking the delightful vaulted living room below providing ample space for seating and accommodating a study area within the recess. Downlighting. Hatch to attic. Velux window to side. Neutral fitted carpet. Two double power points plus TV and telephone point.

A corridor leads off with coombed ceilings and recessed lighting providing access to the remaining accommodation with additional double power point and fretwork radiator cover concealing the under floor heating controls.

BEDROOM FOUR 3.82m x 3.19m (12'6" x 10'4")
Bright double bedroom featuring deep silled dormer window to side. Part coombed ceiling with ceiling light. Built-in double wardrobe providing good storage. Neutral fitted carpet. Three double power points plus TV and telephone points.

FAMILY BATHROOM 2.80m x 2.62m (9'2" x 8'7")
Stylishly presented in appealing contemporary style featuring wide double ended panelled bath with chrome mixer taps and shower attachment over, WC and wide vanity sink with beech storage cabinet below. Stylish stone tiling to dado height with attractive mosaic tiled border and matching ceramic tiled floor. Recessed lighting. Velux window to side. Shaver socket.

MASTER BEDROOM 6.74m (max) x 5.89m (22'1" x 15'3")
An extremely well proportioned L-shaped double room situated at the gable end of the property enjoying superb natural light with dual aspect dormer windows to either side and a rather quirky low set wide window adding interest to this delightful room. High coombed ceilings with two ceiling lights. Built-in double wardrobe. Neutral fitted carpet. Three double power points plus TV point.

INTEGRAL GARAGE/UTILITY
Wide integral garage featuring up and over door to front, window to side, high vaulted ceiling and exposed stone wall. Utility area with stainless steel sink and worksurfaces with useful storage below. Plumbing and space for washing machine, tumble drier and freezer. Ample space for additional storage leaving plenty of space for the car parking. Internal door to entrance vestibule.

EXTERNAL
A delightful sun trap enclosed lawned garden lies to the side of the property with high fenced surrounds ensuring good privacy. A pedestrian gate opens off the gravelled driveway with paved path leading to the Conservatory. An extensive rear paved patio leads off the Living Room with terraced gardens sloping down and commanding fine views over the Eden Water valley beyond. Timber shed, oil tank and log store.

ADDITIONAL INFORMATION
All carpets, floor coverings, lights and light fittings together with any appliances mentioned are included in the sale.

SERVICES
Mains electricity, water and drainage. Fully Double Glazed. Oil fired under floor central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
The property is offered at a fixed price of £425,000. Prospective purchasers are advised that the Seller reserves the right to accept an offer at any time or in the event of competing offers to fix a closing date. All enquiries and offers to the selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso TD5 7HH Tel: 01573 225999. Should a closing date be fixed only those who formally requested the Selling Agents to note their interest will be informed

All measurements are approximate and are taken at the widest point. Whilst these particulars have been carefully prepared, no guarantee is given as to their accuracy and they shall not form part of any contract to follow hereon.